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01-11-07 Planning Statement Proposed Distribution Park, Ditton Planning Statement Westlink Group Ltd November 2007 www.gvagrimley.co.uk Proposed Distribution Park, Ditton Planning Statement CONTENTS 1. INTRODUCTION.........................................................................................................1 2. BACKGROUND AND SITE CONTEXT......................................................................2 3. PROPOSED DEVELOPMENT ...................................................................................9 4. PLANNING POLICY APPRAISAL ...........................................................................15 5. PLANNING BALANCE & CONCLUSIONS .............................................................35 November 2007 Proposed Distribution Park, Ditton Planning Statement 1. INTRODUCTION 1.1 This Statement supports the planning application by Westlink Group Ltd for the development of a Regional Distribution Centre and additional warehousing on land at the West Bank Dock Estate at Ditton. 1.2 The proposals seek to bring forward a new distribution centre to assist in the regeneration and remediation of an underutilised and contaminated industrial site and help fulfil the economic objectives for Ditton, Widnes. The scheme aims to provide two large storage and distribution warehouses accessible by road and rail. The larger building is intended to function as a Regional Distribution Centre and will comprise 107,556 sqm of B8 storage and distribution floorspace. A second building will provide 31,276 sqm of distribution floorspace. 1.3 The Statement primarily addresses the planning issues raised by the proposals. It sits alongside and should be read in conjunction with the suite of accompanying documents and technical reports that comprise the outline planning application, particularly a Design and Access Statement, and the Environmental Statement. 1.4 This document will address the planning policy context relevant to the proposed development including an appraisal of the proposal’s compliance against the policies identified. 1.5 Having undertaken this review exercise and drawn all elements together the Statement finds that the application submission has properly addressed all material issues relevant to the potential development and concludes that the proposal is in general compliance with policy and would convey significant benefits. Associated impacts of the development can be satisfactorily mitigated. On this basis the Statement invites the Council to support the application. 1.6 The report is set out as follows: • Section 2 sets out the detail of the application site and its location within the area context; • Section 3 sets out the form and detail of the proposed development; • Section 4 summarises the planning policy framework and appraises the scheme against the identified policies; and • Section 5 draws matters together and concludes. November 2007 1 Proposed Distribution Park, Ditton Planning Statement 2. BACKGROUND AND SITE CONTEXT Locational Context 2.1 The proposal is to redevelop 41 hectares of land within the West Bank Dock Estate in Ditton, Widnes to create a multi-modal freight distribution cluster to form an integral part of the wider proposals for the Ditton Strategic Rail Freight Park. The site is located approximately 1km south west of Widnes town centre, Merseyside/Cheshire at an approximate National Grid Reference (NGR) of SJ 503 844. 2.2 The site is bounded by Desoto Road to the east and Hale Road to the west. The proposed development area is located on the north bank of the Mersey Estuary and approximately 1km downstream of the Widnes-Runcorn road bridge. The River Mersey is located to the south of the site beyond Hutchinson Hill. Two notable watercourses run across the area (Ditton Brook and Steward’s Brook), with a further watercourse Marsh Brook located to the east. 2.3 Private sidings, serving O’Connor land to the north east of the proposal site, run along the northern edge of the site. Beyond the private sidings lies the West Coast Main Line. The former Ditton railway station is on the London-Liverpool line, located on Ditton Road, on the bridge over the railway line. 2.4 The site comprises three principal areas; the Foundry Lane Estate to the west, the Reclamation Site (or “The Mound”) in the centre and the West Bank Dock Estate (also known as the Mathieson Road Site) on the eastern part of the development area. Not all the landscape within these areas comprise the current planning application. The site also includes a small area of car parking currently within the O’Connor’s site. The Foundry Lane and West Bank Dock sites are currently occupied by industrial units whilst the Reclamation Site is vegetated and planted with trees. 2.5 The site’s setting can best be characterised as a mixture of heavy and light industrial land uses, but it is recognised that there are potentially sensitive residential areas and habitat sites in the locality that need to be taken into account in the assessment and implementation of the development. November 2007 2 Proposed Distribution Park, Ditton Planning Statement Site details Planning and Land Use History 2.6 The current site is characterised by ad-hoc warehousing development and infrastructure that utilises some of the site but leaves large parts un-utilised. The environmental conditions on the site are generally not very good, although comparable to other sites in the area, in that the soils, groundwater and surface waters are contaminated to varying degrees and the potential for habitats to exist is limited. 2.7 The planning and land use history for the various sections of land comprising the site, has been gleaned from a number of sources. These include historic maps and Ordnance Survey Plan coverage originally sourced by Envirocheck, an Environmental Liability Assessment Report for the Foundry Lane and West Bank Dock Estates prepared by WS Atkins in June 2000 and the planning application records held by Halton Borough Council (HBC). The findings are set out below. West Bank Dock Site (The Mathieson Road Estate) 2.8 The 1849 Lancashire and Furness map shows the Mathieson Road Estate land as part of the undeveloped Widnes Marsh which is “covered at Spring Tides”. By 1896, however, the map records indicate the existence of a satinite works, a saw mill and the “Widnes Pottery” on the northern section of the site. The “O’Connor site” to the north of AHC’s Mathieson Road Estate is noted as being occupied by the Mathieson (Chemical) Works which produced sodium carbonate for the soap industry using the Leblanc process. It is known that waste products from the Leblanc process, colloquially known as galligu, were deposited over the wider site. 2.9 The survey maps of 1927 & 1928 appear to indicate that ground levels in Ditton Marsh had been raised in this period. The satinite works, saw mill and pottery are still in existence on the southern section of the site in the late 1920’s. However, the Mathieson Works are referred to as the Marsh Works on the 1928 Lancashire and Furness map, possibly coinciding with the transfer of the site’s ownership to ICI. The site was then used for chemical industry related activities for the next fifty years. 2.10 The Ordnance Survey Plan of 1968 still records the existence of the Satinite Works buildings and Craigs Saw Mills on the Mathieson Estate site although the Widnes Pottery building appears to have disappeared. November 2007 3 Proposed Distribution Park, Ditton Planning Statement 2.11 By 1982, OS coverage first notes the former Saw Mills site in use as a depot and it is known that the site transferred to Hutchinsons around the time. It should be noted that the Hutchinson Estate and Dock Company had been operating from Widnes since the mid- nineteenth century. Hutchinson’s erected a number of new warehouses on the site during the 1980s, after which the site was purchased by Albert Constable who set up AHC Services. 2.12 The Mathieson Road Estate consists of three parcels of land and/or buildings divided by the Mathieson and Ronan Roads that run approximately east-west through the Estate. The northern-most section, i.e. north of Mathieson Road, is mainly in warehouse use (B8 Storage & Distribution use) with AHC’s ancillary office and truck servicing facilities. 2.13 The central section between Mathieson Road and Ronan Road is also largely in B8 warehousing use although there are several blending and/or mixing units, which could fall into the B2 (General Industry) Use Class, as well as a B1 office building. 2.14 The third parcel, to the south of Ronan Road, has been partially bunded at its southern edge and is currently used for parking ancillary to AHC (Warehousing)’s operation. AHC (Warehousing) obtained planning consent for a 10,776 sqm warehouse on this piece of land in May 1992 (HBC Plan. App. Ref. 91/00563/FUL) but the permission was never implemented. Nevertheless, it is clear that, for the Mathieson Road Estate as a whole, the primary existing use is B8 Storage and Distribution with a quantity of B1 offices and, possibly, a small element of B2 General Industry. The Reclamation Site (“The Mound”) 2.15 During the latter half of the nineteenth century, it is known that the area of Ditton Marsh now occupied by the Mound, in common with other areas to the east and within the wider Widnes area, was used for the depositing of galligu. As mentioned above, survey maps of 1927 and 1928 record raised ground levels in Ditton Marsh. By the 1960s, Ordnance Survey coverage indicates the site was used as a hard standing (served by rail track) for
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